44 Croydon Road
E13 8ET
- Flat
- 2 bedrooms (estimate)
- 689 sq ft
- EPC C
What comparable sales show
Strong match£293,000
Range £258,000 to £328,000 · £425 per sq ft
Rank in E13 8ET
11th of 12
Postcode average £422,167
From completed sales of similar homes nearby, adjusted for floor area. It cannot see condition, layout or recent work, so it is not a valuation.
In short
44 Croydon Road is a 2 bedroom flat in E13 of about 689 sq ft.
Comparable completed sales nearby put it at £258,000 to £328,000, about £293,000 in the middle.
That makes it the 11th highest of the 12 homes we can compare in E13 8ET, where the middle figure averages £422,167.
Across Newham, average prices fell 4.7% in the year to August 2026.
Where in the range would yours sell?
Condition and improvements usually decide it, and only someone who sees the home can say.
Lower end
£258,000
Middle
£293,000
Upper end
£328,000
Done work since the records were made? Claim your home and tell us, or ask local agents where yours sits.
Croydon Road at a glance
Completed sales on the road in the last two years
Sales
6
Average price
£395k
Average size
762 sq ft
Per sq ft
£564
Price range
£250k to £550k
44 Croydon Road on the map
This home, the completed sales its figure is worked out from, and the other sales on Croydon Road. Choose a pin for the address, size and date.
The Land Registry records a sale by its postcode, so pins sit at the postcode, close to the home, not on its doorstep. Map: contains OS data © Crown copyright and database rights 2026.
How 44 Croydon Road compares with Croydon Road
Against the 6 completed sales on the street in the last two years
- Its middle figure of £293,000 is 21% below the street's median sale price of £371,500.
- At 689 sq ft it is 11% below the median size of the homes sold here, 775 sq ft.
- That is £425 per sq ft, 27% below the street's median of £579 per sq ft.
- 1 of those 6 sales completed for less than this home's middle figure, and 5 for the same or more.
A comparison of completed sales, not a valuation: it cannot see condition, layout or work done since a home last sold.
Sales activity on Croydon Road
Completed sales registered with HM Land Registry, by quarter
| Quarter | Sales | Median price |
|---|---|---|
| Q1 2025 | 3 | £350,000 |
| Q2 2025 | 0 | – |
| Q3 2025 | 0 | – |
| Q4 2025 | 0 | – |
| Q1 2026 | 1 | £355,000 |
| Q2 2026 | 1 | £475,000 |
| Q3 2026 | 1 | £388,000 |
| Q4 2026 | 0 | – |
| Type of home | Share of sales | Median price | Per sq ft |
|---|---|---|---|
| Terraced houses | 100% (6) | £371,500 | £579 |
Completed sales on Croydon Road
Every sale in the last two years. Choose an address to see that home's page.
| Address | Sold | Price | Type | Size | Per sq ft |
|---|---|---|---|---|---|
| 101 Croydon RoadE13 8EP | Aug 2026 | £388,000 | Terraced | 581 sq ft | £668 |
| 43 Croydon RoadE13 8ES | Jun 2026 | £475,000 | Terraced | 797 sq ft | £596 |
| 103 Croydon RoadE13 8EP | Feb 2026 | £355,000 | Terraced | 614 sq ft | £579 |
| 55 Croydon RoadE13 8EP | Mar 2025 | £550,000 | Terraced | 1,044 sq ft | £527 |
| 148 Croydon RoadE13 8ER | Feb 2025 | £250,000 | Terraced | – | – |
| 160 Croydon RoadE13 8ER | Jan 2025 | £350,000 | Terraced | 775 sq ft | £452 |
Energy performance certificate
From the official register for 44 Croydon Road, lodged 18 February 2023.
Rating now
C77 points
Could reach
C79 points
2 points higher with the improvements below
- Built
- 1983–1990
- Solar panels
- None recorded
What the assessor found
Each part of the home, with the certificate's own energy efficiency rating.
Walls
Cavity wall, as built, insulated (assumed)
GoodRoof
(another dwelling above)
Not rated on the certificate
Floor
Solid, no insulation (assumed)
Not rated on the certificate
Windows
Fully double glazed
AverageHeating
Boiler and radiators, mains gas
GoodHeating controls
Programmer and room thermostat
AverageHot water
From main system
GoodLighting
Low energy lighting in all fixed outlets
Very good
Estimated running costs
A year, now and after the recommended improvements.
£26 a year less after the improvements
Heating
Hot water
Lighting
The assessor's estimates at the energy prices in use when the certificate was made (2023), for a typical household. Today's bills will differ.
Improvements the certificate recommends
In the certificate's order. Each rating assumes the steps before it are done.
- 1
Floor insulation (solid floor)
Typical cost £4,000–£6,000 · saves about £26 a year
Rating after79C
Costs and savings are the certificate's own, as estimated when it was made.
Sale history
Every sale of this home registered with HM Land Registry since 1995
No sale of this home has been registered since 1995.
Homes in E13 8ET
Ranked by what comparable sales show. Choose one to see its page.
- 36 Croydon RoadTerracedSold Jul 2015 for £450k£631,000#1
- 16 Croydon RoadTerracedSold Nov 2001 for £130k£482,000#2
- 34 Croydon RoadTerracedSold Oct 2015 for £350k£465,000#3
- 30 Croydon RoadTerracedSold Jan 2007 for £225k£452,000#4
- 26 Croydon RoadTerracedSold Jun 2008 for £240k£444,000#5
- 28 Croydon RoadTerracedSold Aug 2004 for £193k£444,000#6
- 36a Croydon RoadTerracedSold Jul 2023 for £460k£442,000#7
- 32 Croydon RoadTerracedSold Mar 2020 for £395k£434,000#8
- 22 Croydon RoadTerracedSold Aug 2022 for £425k£398,000#9
- 18 Croydon RoadFlatSold Dec 2021 for £426k£395,000#10
- 44 Croydon Road (this home)Flat · 2 bed · 689 sq ft£293,000#11
- 50 Croydon RoadFlatSold Jun 2005 for £112k£186,000#12
- 20 Croydon Road–
- 38 Croydon Road–
- 40 Croydon Road–
- 42 Croydon Road–
- 46 Croydon Road–
- 48 Croydon Road–
- 52 Croydon Road–
- 54 Croydon Road–
- 58 Croydon Road–
- 60 Croydon Road–
- 62 Croydon Road–
- 66 Croydon Road–
The completed sales behind the figure
Similar homes nearby, registered with HM Land Registry. Choose one to see its page.
| Home | Price | Sold | Size | Per sq ft | Away |
|---|---|---|---|---|---|
| 48 Luton RoadE13 8HD · Flat | £270,000 | Sept 2025 | 657 sq ft | £411 | < 0.1 mi |
| 73 Ling RoadE16 4AW · Flat | £245,000 | Aug 2026 | 646 sq ft | £379 | 0.2 mi |
| 39 Anne StreetE13 8BX · Flat | £315,000 | Nov 2025 | 667 sq ft | £472 | 0.2 mi |
| 14 Ling RoadE16 4AL · Flat | £307,500 | Nov 2025 | 657 sq ft | £468 | 0.2 mi |
| 25 Hayday RoadE16 4BA · Flat | £305,000 | Apr 2026 | 592 sq ft | £515 | 0.2 mi |
| 49B Braemar RoadE13 8EH · Flat | £285,000 | Aug 2026 | 506 sq ft | £563 | 0.1 mi |
| 33 King StreetE13 8DB · Flat | £237,500 | Apr 2026 | 527 sq ft | £450 | 0.1 mi |
| 100 Ling RoadE16 4AN · Flat | £272,000 | May 2026 | 603 sq ft | £451 | 0.2 mi |
| 11 King StreetE13 8DB · Flat | £200,000 | Nov 2025 | 538 sq ft | £372 | 0.1 mi |
| 16 Ling RoadE16 4AL · Flat | £300,000 | Jun 2025 | 646 sq ft | £465 | 0.2 mi |
| 13 Kildare RoadE16 4AJ · Flat | £292,500 | Mar 2025 | 657 sq ft | £445 | 0.2 mi |
| Flat 2, 311 Barking RoadE13 8EE · Flat | £157,000 | Oct 2025 | 441 sq ft | £356 | 0.2 mi |
What buyers have paid in E13
Completed sales in the last 12 months, against the 12 months before
| Type | Sales | Average price | Average size | Per sq ft | On the year |
|---|---|---|---|---|---|
| All homes | 178 | £401,492 | 879 sq ft | £460 | −0.5% |
| Flats | 58 | £316,429 | 638 sq ft | £448 | +11.0% |
| Terraced | 109 | £439,378 | 955 sq ft | £462 | +1.7% |
| Semi-detached | 5 | £408,900 | 856 sq ft | £493 | −22.1% |
| Detached | 1 | £400,000 | – | – | – |
Find another home
Enter an address with its postcode, or just the postcode, to open that home's page.
Contains HM Land Registry data © Crown copyright and database right 2026. Licensed under the Open Government Licence v3.0.
Energy performance data © Crown copyright. Licensed under the Open Government Licence v3.0.
Floor area and energy rating from the energy certificate of February 2023.
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